THE CORPORATION OF DELTA COMMUNITY PLANNING ADVISORY COMMITTEE

Transcription

1 THE CORPORATION OF DELTA COMMUNITY PLANNING ADVISORY COMMITTEE Minutes of the Regular Meeting of the Community Planning Advisory Committee held Thursday, December 3, 2015 at 7:00 p.m. in the Annacis Room at Delta Municipal Hall, 4500 Clarence Taylor Crescent, Delta, British Columbia. PRESENT: ABSENT: Cllr. Bruce McDonald, Chair Cllr. Jeannie Kanakos (joined by teleconference) Firth Bateman Trevor de Jaray (joined by teleconference, departed at 7:02 p.m.) Duncan Macdonald Jaspal Mundy (arrived 7:01 p.m.) Chris White Joanne Hoekstra Jack Smythe Jessie Vaid ALSO PRESENT: Marcy Sangret Deputy Director of Planning Mike Ruskowski Senior Planner MUNICIPAL CLERK'S OFFICE: Jana Anderson Committee Clerk Call to Order Adoption of Agenda The meeting was called to order at 7:00 p.m. MOVED By Firth Bateman, SECONDED By Duncan Macdonald, THAT the agenda for December 3, 2015 be received and adopted as distributed. Adoption of Minutes MOVED By Duncan Macdonald, SECONDED By Firth Bateman, THAT the Minutes of September 3, 2015 be received and adopted as circulated. Community Planning Advisory Committee Page 1

2 Member Arrives Member Departs Jaspal Mundy joined the meeting at 7:01 p.m. Trevor de Jaray departed the meeting at 7:02 p.m. A. DELEGATIONS/PRESENTATIONS 6420 Ladner Trunk Road (A.01) Memorandum from Robin Pallet, Planner, dated November 23, 2015 regarding Rezoning, Development Permit and Subdivision at 6420 Ladner Trunk Road (Otter Farm & Home Co-Operative, Inc.), File No. LU Proposed Tim Hortons 6420 Ladner Trunk Road, Delta BC submission by applicant (On Table). Town of Markham Drive-through Facilities Design Guidelines (On Table). Delegation: David Longpre, Southborough Investments Ltd. Mike Ruskowski, Senior Planner, introduced the delegation and provided an overview of the application for the property at 6420 Ladner Trunk Road. Mr. Ruskowski advised the current application is for rezoning and a development permit in order to permit subdivision of the subject property into two commercial lots and construction of a new Tim Hortons fast food restaurant with drive-through services on the easterly proposed Lot 1. The proposal is to rezone both portions of the subject property into two separate Comprehensive Development (CD) zones. The property is currently zoned Comprehensive Development 330 (CD330). The owners wish to rezone proposed Lot 1 to a new comprehensive zone which reflects the parameters of the proposed development, including a drive-through food service. The west portion of the lot, where the existing buildings are located, would need to be rezoned to a new CD zone which reflects the existing zoning except there would be reductions to the minimum lot size and the east side setback. Dwelling unit would also be removed from the list of permitted uses. Mr. Ruskowski noted a Development Permit is required as the site is located in the LV4 Ladner East Urban Development Permit Area which includes guidelines for the form and character of the development and protection against flooding hazards. Mr. Ruskowski noted that staff comments regarding the application include: The subject site is designated Other Commercial in the Official Community Plan which supports auto-related uses. Community Planning Advisory Committee Page 2

3 The proposed restaurant caters to commuters, rather than non-motorized customers and residents of East Ladner as it has no indoor seating. A restaurant which offers greater balance in service to all types of customers would be preferable. The drive-through queuing lane would be located within 12m of residential properties which border the south property line of the subject property. Mr. Ruskowski noted that staff are not certain that the proposed efforts to mitigate noise, odours and emissions originating from the site would effectively reduce the potential impacts on adjacent residents. Mr. Longpre gave a PowerPoint presentation (On File). In the course of the overview, and in response to queries from the Committee, Mr. Longpre noted: The site is currently owned by Otter Farm & Home Co-Operative and they propose subdividing the 4,855 m 2 property into two lots and sell a new 1,945 m 2 parcel to Southborough Investments Ltd. (SIL). Greg Farquharson and David Longpre are the owners of SIL and they are experienced developers. Tim Hortons has tried to establish a location in Ladner for many years and have looked at different configurations and locations. The applicants feel the proposed location is a good site. The property is located on a major east-west connector on Ladner Trunk Road. Ladner Trunk Road is a connector from downtown Ladner to the Boundary Bay Airport. All lands north of the site are owned by BC Hydro. Major power lines are located on the property to the east of the site. The west portion of the subject property contains a convenience store, gas bar and car wash facility. A Natural Art concrete fence is proposed as part of the landscaping to act as a sound, light and odour barrier for the residential property located to the south of the site. Access to the site is excellent. A traffic impact analysis was conducted which indicates the level of service on the existing roadways and the intersection at 64 th Street can accommodate the new trip generations that would be generated from a Tim Hortons locating to this site. Delta has indicated they would like left turning in and out traffic restricted as well as the installation of a raised median along Ladner Trunk Road with vertical strips. Community Planning Advisory Committee Page 3

4 The Tim Hortons building will be situated close to Ladner Trunk Road to act as a noise block between Ladner Trunk Road and points south. The developer feels this is beneficial to area residents. 27% of site is dedicated to soft landscape uses. Trees cannot be planted on top of Delta s sewer main right of way or under the BC Hydro lines. The developer is considering installing rain gardens to deal with storm water on the site. A sloped roof design is proposed which complies with the area s architecture. Stone and hardy plank board in earth tone colours with a front awning are also proposed. Bike racks will be positioned close to the front door to encourage bike traffic. There is a TransLink bus stop directly out front on Trunk Road. The site plan s open design with strategic illumination will eliminate the opportunity for public nuisance activities. A split lane drive-through will be used to reduce backups and cater to holding vehicles on site. The two order menu boards and two food prep areas inside the building will reduce customer service window transaction time to 24 seconds or less. The order boards face east, away from any residential uses, and the volumes can be lowered in the evening hours. Tim Hortons sponsors many local sports teams and if asked they will supply products for public events as a means of community goodwill. Tim Hortons has a postsecondary bursary program. Tim Hortons has worked with onsite interests including BC Hydro, the Corporation of Delta, Otter Farm & Co-operative Inc., the BC Safety Authority and TransLink. SIL built a Tim Hortons in Chilliwack two years ago which is similar in look and scope to the one proposed in this application including the use of stone, hardiplank, awnings, and varying roof line heights. To include seating, Tim Hortons will need to ensure adequate parking and washroom facilities are available on the site. Given the constraints of the rights of ways, building setbacks and proposed landscaping, only a drivethrough is proposed. Traffic travelling west on Ladner Trunk Road can turn onto 64 th Street and enter by the gas bar or it can enter by using the gas bar entrance located off Ladner Trunk Road. Community Planning Advisory Committee Page 4

5 Smaller urbanized trucks will be used for deliveries and a loading bay has been included in the design. A professional engineer will be engaged to design site lighting. Delta has bylaws which prevent light pollution. The proposed restaurant may be open 24 hours a day but this has not been confirmed. The size of the building would need to be increased from 1,000 ft 2 to 2100 ft 2 in order to get 14 indoor seats and the required handicapped washroom facilities. The site is too small to accommodate this size of building and also meet Delta s parking requirements. The current proposal does not include public washroom facilities. In response to Committee queries, the Deputy Director of Planning noted that Ladner Trunk Road was no longer a truck route. Staff feel that the placement of the order boards, the ability to lower the volumes of attenuators and installation of a Natural Art concrete fence are good solutions to reducing impacts on the adjacent residential properties to the south. Staff have concerns about noise that may be more difficult to control, such as late night vehicle traffic and the volume of music being played in queuing cars. As noted in the memorandum, five residents have contacted Delta by or phone with concerns and questions. None of these live on Goudy place which is closest in proximity to the subject site. In discussion, the Committee expressed concern with the limitations of a drive-through only restaurant. It was noted that a drive-through would not be able to serve local sports teams and families that use a large sports field located a couple of blocks from the proposed site. It was also noted that some Tim Hortons menu items (e.g., soup) are not conducive to being eaten in vehicles. Support was expressed for a facility that can be used by all types of customers in the neighbourhood. The Committee acknowledged concerns raised by staff related to the close proximity of the drive-through with neighbouring homes. Staff were encouraged to review best practices adopted by other communities in Canada including Markham, Ontario which has Drive-through Facility Design Guidelines recommending a minimum of 30 meters between a residence and drive-through. Community Planning Advisory Committee Page 5

6 -- Motion Endorsed MOVED By Cllr. Jeannie Kanakos, SECONDED By Jaspal Mundy, A. THAT the Community Planning Advisory Committee does not support the application for Rezoning, Development Permit and Subdivision at 6420 Ladner Trunk Road (Otter Farm & Home Co-Operative, Inc.) in its current form. B. THAT the applicant be encouraged to work with staff to make adjustments to address staff concerns raised in the Memorandum Ladner Trunk Road (A.02) Memorandum from Jimmy Ho, Planner, dated November 23, 2015 regarding Regional Growth Strategy Amendment, Official Community Plan Amendment, Rezoning and Development Variance permit at 9341 Ladner Trunk Road (The Corporation of Delta), File No. LU Delegation: Mike Ruskowski, Senior Planner Mike Ruskowski, Senior Planner, provided an overview of the application at 6420 Ladner Trunk Road. Mr. Ruskowski advised the current application is a proposal to amend the Regional Growth Strategy and Official Community Plan land use designations and rezone the subject property in order to allow a commercial use on the site. Mr. Ruskowski gave a PowerPoint presentation (On File). In the course of the overview, and in response to queries from the Committee, Mr. Ruskowski noted: The subject property is located west of the Matthews Interchange on the south side of Highway 99. Its surrounding land uses include agriculture to the south, west and east, and a private hospital and other agricultural uses on the north side of the highway. Two gas stations with drive-through restaurants are located on the north side of Highway 99, east of the subject property. The property is owned by Delta and is deemed to be surplus because the existing fire station on the site is no longer required. The property is in the Agricultural Land Reserve (ALR) but is not subject to ALR regulations because it is less than two acres in size and it has existed under the same property title since Community Planning Advisory Committee Page 6

7 The Agricultural designation in the Regional Growth Stratgey was given to the property because at the time it was adopted there were no plans for Delta to dispose of the property and the land was in the ALR. Two amendments to the Official Community Plan (OCP) are needed including amendment to the Regional Context Statement Map by changing the Regional Context Statement Designation from Agriculture to Rural and to the land use designation in the Future Land Use Plan from Agricultural to Other Commercial. Rezoning the subject property from P Public Use to C4-B Service Station Commercial is then needed. A Development Variance Permit varying the minimum front setback and special setback from the centre line of Ladner Trunk Road is required to allow the existing building to remain on the property in its current location. Delta plans to sell the existing property with the building on it which would allow a potential purchaser to repurpose the building or demolish it. A purchaser would need to ensure the property met current servicing requirements. Any redevelopment would also need to be discussed with the Minister of Transportation and Infrastructure. While the property is designated Agriculture, it is not suitable for agricultural use due to its small parcel size and the fact it is not located in an area appropriate for agriculture. The current P Public Use zoning allows for use of the property for institutional and public facilities but these types of uses may not be viable as the site is isolated. Rezoning the property to C4-B Zoning would allow the property to be used for its highest and best use and reduce the amount of approvals any potential purchaser would need to obtain once the property is sold. As the property is outside the sewer area, a private treatment system would be needed. The Tim Hortons located on the north side of Highway 99 uses a holding tank. The rural designation under the Regional Growth Strategy does not permit connection to the municipal sewer system. Agriculture areas do not generally have sewer connection. Community Planning Advisory Committee Page 7

8 The proposal to amend the Regional Growth Strategy Designation would be considered a Type 2 minor amendment. A regional public hearing at Metro Vancouver would be required as part of the process. Council s endorsement is needed before it would be referred to Metro Vancouver. Several Metro Vancouver committees would review the proposal before it is presented at a public hearing. In response to a Committee query, the Deputy Director of Planning noted that a site profile was completed for the site and no environmental issues were found. In discussion, the Committee expressed support for staff keeping CPAC updated on the application once it proceeds to Council and to Metro Vancouver. -- Motion Endorsed MOVED By Firth Bateman, SECONDED By Duncan Macdonald, THAT the Community Planning Advisory Committee supports the application for the Regional Growth Strategy Amendment, Official Community Plan Amendment, Rezoning and Development Variance permit at 9341 Ladner Trunk Road (The Corporation of Delta). Meeting Schedule 2016 (C.03) B. BUSINESS ARISING FROM MINUTES No business arising from the minutes. C. NEW BUSINESS Draft 2016 CPAC Meeting Schedule. -- Motion Endorsed MOVED By Firth Bateman, SECONDED By Duncan Macdonald, THAT the 2016 Community Planning Advisory Committee schedule be received for information. D. INFORMATION No information items. Next Meeting The next meeting is scheduled for January 7, Community Planning Advisory Committee Page 8

9 ACTION Terminate Staff to invite a representative from My Health My Community to provide a presentation to CPAC at a future meeting. MOVED By Duncan Macdonald, SECONDED By Chris White, THAT there being no further business, the meeting now terminate. The meeting terminated at 8:15 pm. Cllr. Bruce McDonald Chair CERTIFIED CORRECT: Jana Anderson Committee Clerk Community Planning Advisory Committee Page 9